Skip to content
UK Property Looker

22 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ

4 sales on record

Estimated value

£243,000

  • Since the 2019 sale (£213,000)+14%
  • Against IP28 8YQ's recent median (£347,500)-30%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
73 m²
786 sq ft
Energy rating
D
Score 63
Council tax
Band C
Tenure
Private Rental
Get directions (opens in a new tab)
Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£243,000

  • Against its 2019 sale (£213,000)+14%
  • Against IP28 8YQ's recent median (£347,500)-30%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Barleycorn Way is modelled from its 73 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in IP28 8YQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    73 m² from the EPC lodged in April 2022

  • Sales of this home

    4 sales recorded, the latest in 2019

  • Recent sales in IP28 8YQ

    5 sales, median £347,500 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

22 Barleycorn Way changed hands twice within eighteen months — unusual for the area.

Sales timeline

  1. 31 July 2019Most recent

    £213,000

    +6.5%over 1 year

  2. 9 March 2018

    £200,000

    +11.1%over 2 years

  3. 30 November 2015

    £180,000

    +15.4%over 3 years

  4. 28 June 2012

    £156,000

Median price across the last 5 sales in IP28 8YQ: £347,500 (2025–2024).

Risks

What this page doesn't show

1 potential issue has already been flagged for 22 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 22 Barleycorn Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

22 Barleycorn Way is a three-bedroom semi-detached house in Beck Row, Bury St. Edmunds, Bury St Edmunds (IP28 8YQ). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 2012 onwards and council tax band C. The latest certificate (April 2022) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since March 2012. Between certificates, lighting went from Average to Very Good; while window efficiency dropped from Very Good to Good and hot-water efficiency dropped from Good to Poor. The recommended improvements would push it to C (score 77). Main heating runs on electricity.

Most recent transfer: July 2019 at £213,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2012–2019, sale prices on this property compounded at 4.5% per year. Today's modelled estimate of £243,000 is 14.1% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£271/sq ft) was about 21% above the typical sold price in the postcode. At 73 m² it's 23.2% smaller than the typical home in the postcode (95 m² median across 48 EPCs).

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Bathrooms2
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageYes

Building

  • RefurbishedYes
Before you decide

Everything you need to know about 22 Barleycorn Way

The true value, the hidden risks and the full sale history, in one report.

Larger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Apr 2022

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
3.4 t/year
Occupancy
Rented

Certificate validity

Valid until 19 April 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2022from Mar 2012
Hot Water
SolarMain System

Hot water system changed

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Floor Insulation
PartialInsulated

Floor insulation added or improved

Low Energy Lighting
4%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 22 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ, sourced from the PlanIt planning register.

22 Barleycorn Way has no planning applications on record.

1

But the area is active

1 notable application nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Barleycorn Way homes

Four headline reads against 48 similar houses on this street, drawn from the latest EPC and Land Registry data.

On habitable rooms, 22 Barleycorn Way runs well behind the street norm.

Price per m²

£2,918

Street avg £2,538

Above

Floor Area

73 m²

Street avg 105 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

3.4 t/year

Street avg 3.5 t/year

On par
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Bury St Edmunds district page.
Full Bury St Edmunds report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

122/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Barleycorn Way — bus stop.

Closest school

0.7 km

Beck Row Primary Academy. 2 schools nearby.

Nearest schools

  • Beck Row Primary AcademyPrimary747m
  • West Row AcademyPrimary2.5km

Nearest stops

  • Barleycorn WayBus stop205m
  • Barleycorn WayBus stop215m
  • Shrub House CloseBus stop387m
  • Village StoresBus stop392m

Most reported crime locally

  • Violence & Sexual Offences770 reports45%
  • Criminal Damage & Arson169 reports10%
  • Other Theft140 reports8%
  • Anti-social Behaviour135 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around IP28 8YQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for IP28 8YQ

Daytime· 07:00 – 23:00

46.3dB

Low
Night-time road noise heatmap for IP28 8YQ

Night-time· 23:00 – 07:00

38.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

21st centurySemi-Detached HouseEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £885 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£236k

1 Aster Close, Red Lodge

IP28 8XL

3 bed3 bath
£261k

1 Berberis Drive, Red Lodge

IP28 8XJ

3 bed2 bath
£275k

1 Aspal Way, Beck Row

IP28 8FE

3 bed1 bath
£182k

1 Bergamot Close, Red Lodge

IP28 8SL

3 bed2 bath
£338k

1 Beck Lodge Barns, Queens Close, Beck Row

IP28 8HQ

3 bed1 bath
£215k

1 Beech Drive, Red Lodge

IP28 8GZ

2 bed2 bath
£502k

1 Aspal Lane, Beck Row

IP28 8BH

3 bed3 bath
£550k

1 Beeches Road, West Row

IP28 8NP

3 bed2 bath

Property research, connected

Get up to date data on unlimited properties per month

Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.

Start your research
Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 22 Barleycorn Way is modelled from its 73 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in IP28 8YQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 4 sales are recorded for 22 Barleycorn Way. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 22 Barleycorn Way was lodged in April 2022 at band D and is valid until April 2032. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Barleycorn Way. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 2 schools and 23 stops listed are measured in a straight line from IP28 8YQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
22 Barleycorn Way is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Barleycorn Way, Beck Row, Bury St Edmunds, IP28 8YQ. Each answer is also embedded as structured data for search engines.

Know this home? Think our valuation is wrong?

Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.

Keep exploring